HomeMy WebLinkAboutPlanning 2020-10-22 Item 4 - Attachments A-F - Tukwila International Boulevard Interim Zoning Code
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Attachment B
Tukwila International Boulevard (TIB) Neighborhood Plan
Work Program
(As of April 10, 2020 – dates may change to Coronavirus impacts)
Work program – 2020
1st Quarter
PED forwards zoning code changes prohibiting auto-oriented and hotel/motel uses to the
Planning Commission for review and public hearing
PED 1st meeting to consider final TIB rechannelization evaluation report
2nd Quarter
TIC meeting to consider final TIB rechannelization evaluation report
Planning Commission hearing and recommendation on zoning code changes restricting
auto-oriented and hotel/motel uses
PED considers Planning Commission recommendations re: zoning code revisions restricting
auto-oriented and hotel/motel uses and forwards to COW
Council hearing and decision on zoning code changes restricting auto-oriented and
hotel/motel uses
3rd/4th Quarter (may shift due to coronavirus impacts on City operations and schedules)
Council conducts public outreach and selects preliminary TIB rechannelization alternative
Staff finalizes draft comprehensive set of TIB zoning code revisions (incorporating
rechannelization alternative) and Design Manual guidelines for public review
Outreach to TIB area property owners, residents, businesses and development community
regarding TIB zoning code revisions & design manual
Prepare Draft Environmental Checklist (SEPA)
Issue SEPA Determination
Possible City Council/Planning Commission joint work sessions on comprehensive set of
TIB zoning code revisions and design manual guidelines.
Planning Commission and City Council public hearings, deliberation, and decision on TIB
zoning code revisions and design manual.
Products:
Comprehensive Plan Map Amendment
Zoning Code and Map Amendments
TIB Design Manual
Environmental Checklist and Determination
Work completed
2017
CNU Legacy Workshop in Tukwila – February
CNU Final Report Presentation to City Council Meeting - May
Refined household and employment Yr. 2031 forecasts for TIB neighborhood for traffic
analysis on the street modification
Selected a consultant for the SEPA analysis of the proposed TIB Plan
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Contracted for additional transportation professional services on design standards for TIB
neighborhood street standards
Reviewed draft Land Use Chart and Zoning Map amendments with Planning Commission -
August 24, 2017
Council adopted a moratorium on certain uses in the TIB study area in September
Briefed TIBAC on above draft amendments – October 10, 2017
Briefed Transportation and Infrastructure Committee (11/14/17) on traffic analysis and
associated capital improvement costs and obtained direction for additional analysis
Reviewed consultant’s draft street circulation improvements
Contracted for an update to the Tukwila International Boulevard Design Manual
2018
Contracted for additional engineering services analyzing TIB on-street parking impacts and
cost
Began creation and modification of alternative Zoning District boundaries and zoning
standards based upon Planning Commission land use discussion, street designations and
designs
Drafted new street cross-sections for TIB streets and a new circulation network based on
CNU engineering consultant recommendations and anticipated land uses
Council extended moratorium on certain uses in the TIB study area in July and December.
Updated Council on current direction and schedule for implementing TIB zoning changes
and possible TIB on-street parking options. Recommended further analysis of TIB on-street
parking options.
Consultants delivered draft TIB zoning code revisions and draft of updated TIB Design
Manual to staff
Circulated draft Zoning revisions for internal review
2019
Contracted for additional TIB rechannelization and mitigation options.
Worked on revisions to the TIB Design Manual
Council renewed moratorium on certain uses in the TIB study area in May and December.
Planning Commission and City Council Field Trip to view on-street parking options.
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Attachment D
Exhibit A – Table 18-6: Land Uses Allowed by District
See Table 18-2 for uses allowed in TUC and Figure 18-1 for uses allowed in Shoreline.
For properties zoned LDR, MDR and HDR that are designated as Commercial Redevelopment Areas (see figure 18-9 or 18-10), the uses and development standards of
the adjacent commercial zone are permitted and shall apply, subject to the specific criteria and procedures defined in TMC 18.60.060
P = Permitted outright; A = Accessory (customarily appurtenant and
incidental to a permitted use) ;
C = Conditional (subject to TMC 18.64); U = Unclassified (subject to TMC
18.66); S = Special Permission (Administrative approval by the Director)
LDR MDR HDR MUO O RCC NCC RC RCM C/L I LI HI MIC/L MIC/H TVS TSO PRO
Adult day care A A A A A A A P
Adult entertainment (subject to location restrictions1) P P P P P P P
Airports, landing fields and heliports (except emergency sites) U U U U U U U
Amusement Parks C C C C C C P Animal rendering U P Animal shelters and kennels, subject to additional State and local
regulations (less than 4 cats/dogs = no permit) C C C C C C
Animal Veterinary, including associated temporary indoor boarding;
access to an arterial required P P P P P P P P P P
2 Automobile, recreational vehicles or travel trailer or used car sales lots P P P P P P P
Automotive services, gas (outside pumps allowed), washing, body and
engine repair shops (enclosed within a building), and alternate fueling
station (not wholesale distribution facilities).
P P P P P P P P P P
Beauty or barber shops P P P P P P P P P C3 C4 P P
5 Bed and breakfast lodging for not more than twelve guests C C C
Bed and breakfast lodging (no size limit specified) C P Bicycle repair shops P P P P P P P P P P P P P Billiard or pool rooms P A P P P P P P P
Boarding Homes C C
Brew Pubs P P C P P P P P P P P P P Bus stations P P P P P P P P P P Cabinet shops or carpenter shops employing less than five people P P P P P P P P Cargo containers (*see also TMC 18.50.060) A&S A&S A&S A&S A&S A&S P P P P P Cement manufacturing U U U U U U Cemeteries and crematories C C C C C C C C C C C C
Adopted 2016 – Ordinance No. 2500
Last Amended 2019 – Ordinance No. 2608 Page 1
29
P = Permitted outright; A = Accessory (customarily appurtenant and
incidental to a permitted use) ;
C = Conditional (subject to TMC 18.64); U = Unclassified (subject to TMC
18.66); S = Special Permission (Administrative approval by the Director)
LDR MDR HDR MUO O RCC NCC RC RCM C/L I LI HI MIC/L MIC/H TVS TSO PRO
Colleges and universities C C C C C C C C C6 C6 C6 P
Commercial laundries P P P P P P P
Commercial Parking P7 P7 P7 P7 P7 P8 P8 P8
Computer software development and similar uses P P P P P P P P P P9
C10 P P P
Contractor storage yards P P P P P P Continuing care retirement facility C C C C C C C P Convalescent & nursing homes & assisted living facility for not more
than twelve patients C P P P C P P P P P P
Convalescent & nursing homes & assisted living facility for more than
twelve patients C C C C C C C P
Convention facilities P P P P P P P
Correctional institutes U11 U U U
Daycare Centers (not home-based) P P P P P P P P P P P P P P P
Daycare Family Home (Family Child Care Home)12 A A A A A A A A A A A
Diversion facilities and diversion interim services facilities south of
Strander Blvd U
Dormitory C C C A13 A13 A13 A13 A13 A13 A13 A13 A13 A13 A13
Drive-in theatres C C C C C C Dwelling – Detached single family (Includes site built, modular home or
new manufactured home). One detached single family dwelling per
existing lot permitted in MUO, O, RCC, NCC, TVS.
P P P P P P P P P14
Dwelling- Detached Zero-Lot Line Units P
Dwelling- Duplex, triplex or fourplex or townhouse up to four attached units P P14
Dwelling- Townhouses P P14
Dwelling –Multi-family P P15 P14
Dwelling – Multi-family units above office and retail uses
P P P P C16
22/
ac
P14
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30
Dwelling – Senior citizen housing, including assisted living facility for seniors
*see purpose section of chapter, uses sections, and development standards
P
meeting
density
and all
other
MDR
standard
s
P
60/ac
P
60/ac
P
60/
ac
P
60/ac
P
60/ac
C16
100
/ ac
P14
Dwelling unit – Accessory 17 A A A
P = Permitted outright; A = Accessory (customarily appurtenant and
incidental to a permitted use) ;
C = Conditional (subject to TMC 18.64); U = Unclassified (subject to TMC
18.66); S = Special Permission (Administrative approval by the Director)
LDR MDR HDR MUO O RCC NCC RC RCM C/L I LI HI MIC/L MIC/H TVS TSO PRO
Electrical Substation – Distribution C C C C C C C C C C C C C C P Electrical Substation – Transmission/Switching U U U U Electric Vehicle Charging Station – Level 1 and Level 2 A A A P P P P P P P P P P P P P Electric Vehicle Charging Station – Level 3, battery exchange stations, and
rapid charging stations. (TMC 18.50.140) A A A A A A P P P P P P P P P P
Essential public facilities, except those uses listed separately in any of the
other zones U U U U U U U U U
Extended-stay hotel/motel P P P P P P P
Farming and farm-related activities P P
Financial, banking, mortgage, other services P P P P P P P P P9/
C3 C4 P P
Fire & Police Stations C C C C C C C C C C C C C C C P Fix-it, radio or television repair shops/rental shops P P P P P P P P P Fraternal organizations P P C P P P P P P P P Frozen food lockers for individual or family use P P P P P P P P Garage or carport (private) not exceeding 1,500 sq.ft. on same lot as
residence and is subject to the regulations affecting the main building. A A
Greenhouses (noncommercial) and storage sheds not exceeding 1,000
sq./ft A A A A Greenhouses or nurseries (commercial) P P P P P P P P P Hazardous waste treatment and storage facilities (off-site) subject to
compliance with state siting criteria (RCW Chapter 70.105) (See TMC 21.08) C C
Heavy equipment repair and salvage P P P P P P Helipads, accessory C Home Occupation *see definition and accessory use A A A A A A A A A A Hospitals C C C C C C C C P Hospitals, sanitariums, or similar institutes C Hotels P P P P P C C P P
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Hydroelectric and private utility power generating plants U U U U U U U U Industries involved with etching, film processing, lithography,
printing and publishing P P P P P P P P P
Internet Data/Telecommunication Centers C P P P P P P P Landfills and excavations which the responsible official, acting pursuant to
the State Environmental Policy Act, determines are significant environmental
actions
U U U U U U U U U U U U U U U
Laundries; self-serve, dry cleaning, tailor, dyeing P P P P P P P P P P P P P Libraries, museums, or art galleries (public) C C P P P C P P P P P P P P P P
Manuf./Mobile home park18 C P
P = Permitted outright; A = Accessory (customarily appurtenant and
incidental to a permitted use) ;
C = Conditional (subject to TMC 18.64); U = Unclassified (subject to TMC
18.66); S = Special Permission (Administrative approval by the Director)
LDR MDR HDR MUO O RCC NCC RC RCM C/L I LI HI MIC/L MIC/H TVS TSO PRO
Manufacturing and industrial uses that have little potential for creating off-
site noise, smoke, dust, vibration or other external environmental impacts or
pollution:
A) Manufacturing, processing and/or packaging pharmaceuticals
and related products, such as cosmetics and drugs P19 P P P P P P P P P
B) Manufacturing, processing and/or packaging previously prepared
materials including, but not limited to, bags, brooms, brushes,
canvas, clay, clothing, fur, furniture, glass, ink, paint, paper,
plastics, rubber, tile, and wood
P19 P P P P P P P P P
C) Manufacturing, processing, assembling, packaging and/or repairing
electronic, mechanical or precision instruments such as medical
and dental equipment, photographic goods, measurement and
control devices, and recording equipment
P19 P P P P P P P P P
D) Manufacturing, processing, packaging of foods, such as baked goods,
beverages, candy, canned or preserved foods, dairy products and
byproducts, frozen foods, instant foods, and meats (no slaughtering)
i)) Fermenting and distilling included
P P P P
ii)) No fermenting and distilling P19 P P P P P
Manufacturing and industrial uses that have moderate to substantial
potential for creating off-site noise, smoke, dust, vibration or other external
environmental impacts:
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A) Manufacturing, processing and/or assembling chemicals, light
metals, plastics, solvents, soaps, wood, coal, glass, enamels,
textiles, fabrics, plaster, agricultural products or animal
products (no rendering or slaughtering)
C C P C P C
B) Manufacturing, processing and/or assembling of previously
manufactured metals, such as iron and steel fabrication; steel
production by electric arc melting, argon oxygen refining, and
consumable electrode melting; and similar heavy industrial uses
C C P C P C
C) Manufacturing, processing and/or assembling of previously prepared
metals including, but not limited to, stamping, dyeing, shearing or
punching of metal, engraving, galvanizing and hand forging
C C C P P P P C
P = Permitted outright; A = Accessory (customarily appurtenant and
incidental to a permitted use) ;
C = Conditional (subject to TMC 18.64); U = Unclassified (subject to TMC
18.66); S = Special Permission (Administrative approval by the Director)
LDR MDR HDR MUO O RCC NCC RC RCM C/L I LI HI MIC/L MIC/H TVS TSO PRO
D) Manufacturing, processing, assembling and/or packaging of
electrical or mechanical equipment, vehicles and machines
including, but not limited to, heavy and light machinery, tools,
airplanes, boats or other transportation vehicles and equipment
P P P P P C
E) Heavy metal processes such as smelting, blast furnaces,
drop forging or drop hammering C P
Manufacturing, refining or storing highly volatile noxious or explosive products
(less than tank car lots) such as acids, petroleum products, oil or gas, matches,
fertilizer or insecticides; except for accessory storage of such materials
U U U U
Marijuana producers, processors, or retailers (with state issued license) P P P20
Mass transit facilities U U U U U U U U U U U U U U U U Medical and dental laboratories P P P P P P P P P 21 Minor expansion of an existing warehouse S
Mortician and funeral homes P P P P P P C Motels P P P P P C C P P Movie theaters with three or fewer screens P 22 Movie theaters with more than 3 screens S
Offices including: medical, dental, government (excluding fire & police stations),
professional, administrative, business, e.g. travel, real estate & commercial
P23 P P23 P24 P P P P P P9
C10
P25
C26 P P
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Office or sample room for wholesale or retail sales, with less than 50%
storage or warehousing P
Outpatient and emergency medical and dental services C3 C4
Park & ride lots C C C C C C C C C C C C Parking areas A A A A A A A A A A A A A A A A Parking areas, for municipal uses and police stations C C C C C C C C C C C C C C C P Parks, trails, picnic areas and playgrounds (public), but not including
amusement parks, golf courses, or commercial recreation P P P P P P P P P P P P P P P P P
Pawnbroker C C P P P P P
Planned Shopping Center (mall) P P P P P P P27
Plumbing shops (no tin work or outside storage) P P P P P P P P Radio, television, microwave, or observation stations and towers C C C C C C C C C C C C C C C C Railroad freight or classification yards U U U U Railroad tracks (including lead, spur, loading or storage) P P P P P P
Recreation facilities (commercial – indoor) – athletic or health clubs P P P P P P P P C3 P P P
Recreation facilities (commercial – indoor), including bowling alleys,
skating rinks, shooting ranges C P P P P P P
P = Permitted outright; A = Accessory (customarily appurtenant and
incidental to a permitted use) ;
C = Conditional (subject to TMC 18.64); U = Unclassified (subject to TMC
18.66); S = Special Permission (Administrative approval by the Director)
LDR MDR HDR MUO O RCC NCC RC RCM C/L I LI HI MIC/L MIC/H TVS TSO PRO
Recreation facilities (commercial – outdoor), including golf courses, golf
driving ranges, fairgrounds, animal race tracks, sports fields C C C C
Recreation facilities (public), including, but not limited to sports
fields, community centers and golf courses C C C C C C C C C C C C C C P
Recreational area and facilities for employees A A A A A A A A A A A A A Religious facilities with an assembly area less than 750 sq.ft. P P P P P P P P P P P Religious facilities with an assembly area greater than 750 sq.ft. and
community center buildings C C C C C C C C C C C
Religious facility and community center buildings C C C
Removal and processing of sand, gravel, rock, peat, black soil and other
natural deposits together with associated structures U U U U U U
Rental of vehicles not requiring a commercial driver’s license P P P P P P P P P Rental of commercial trucks and fleet rentals requiring a commercial
driver’s license P P P P P P P
Research and development facilities P P Residences for security or maintenance personnel A A A A A A A A A A A A A Restaurants including drive through, sit down, cocktail lounges in
conjunction with a restaurant P P P P P P P P P
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Restaurants including cocktail lounges in conjunction with a restaurant P P C P
Retail sales of furniture appliances, automobile parts and accessories,
liquor, lumber/bldg. materials, lawn & garden supplies, farm supplies P P P P P P P P
Retail sales, e.g. health/beauty aids/prescription drugs/
food/hardware/notions/crafts/supplies/housewares/electronics/
photo-equip/film processing/ books/magazines/stationery/
clothing/shoes/flowers/plants/pets/jewelry/gifts/rec. equip/
sporting goods, and similar items
P
P P P P P P P C3 C4 P P
Retail sales as part of a planned mixed-use development where at least 50%
of gross leasable floor area development is for office use; no auto-oriented
retail sales (e.g., drive-ins, service stations)
P P
Rock crushing, asphalt or concrete batching or mixing, stone cutting,
brick manufacture, marble works, and the assembly of products from
the above materials
C C P C P C C
Sales and rental of heavy machinery and equipment subject to
landscaping requirements of TMC Chapter 18.52* P P P P P P P
Salvage and wrecking operations P P C
Salvage and wrecking operations which are entirely enclosed within a building P P P P
Schools and studios for education or self-improvement P P P P P P P P P P9
C10
P28 P P
P = Permitted outright; A = Accessory (customarily appurtenant and
incidental to a permitted use) ;
C = Conditional (subject to TMC 18.64); U = Unclassified (subject to TMC
18.66); S = Special Permission (Administrative approval by the Director)
LDR MDR HDR MUO O RCC NCC RC RCM C/L I LI HI MIC/L MIC/H TVS TSO PRO
Schools, preschool, elementary, junior & senior high schools
(public), and equivalent private schools C C C C C C C C C C C
P
(public
only)
29 Secure community transition facility U
Self-storage facilities P P P P P P P P P Sewage lift station U U U U U U U P Shelter P P P P P
Stable (private) A30 A30 A30 P
Storage (outdoor) of materials allowed to be manufactured or handled
within facilities conforming to uses under this chapter; and screened
pursuant to TMC Chapter 18.52
P P P P P P P P P
Storage (outdoor) of materials is permitted up to a height of 20 feet
with a front yard setback of 25 feet, and to a height of 50 feet with a
front yard setback of 100 feet; security required
P P P C C
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Storm water - neighborhood detention + treatment facilities U U U U U U U P Storm water pump station U U U U U U U Studios – Art, photography, music, voice and dance P P P P P P P P P
Taverns, nightclubs P P P P P P31 P31 P P
Telephone exchanges P P P P P P P P P P P P Theaters, except those theaters which constitute “adult
entertainment establishments” as defined by this Zoning Code P P P P P P P P32
Tow-truck operations, subject to all additional State and local regulations P P P P P P P Transfer stations (refuse and garbage) when operated by a public agency U U U U Truck terminals P P P P P P Utilities, regional C Vehicle storage (no customers onsite, does not include park-and-fly operations) P Warehouse storage and/or wholesale distribution facilities P P P P P P P P Water pump station U U U U U U U P Water utility reservoir and related facilities U U U U U U U Wireless Telecommunications Facilities (*see TMC Ch. 18.58) P P P P P P P P P P P P P P P P P
Note: The Director of Community Development will make a determination for uses not specifically listed in the Zoning Code. The Director will consider whether the proposed use is:
a. Similar in nature to and compatible with other uses permitted out right within a similar zone; and
b. Consistent with the stated purpose of the zone; and
c. Consistent with the policies of the Tukwila Comprehensive Plan.
1. Adult entertainment establishments are permitted, subject to the following location restrictions:
a. No adult entertainment establishment shall be allowed within the following distances from the following specified uses, areas or zones, whether such uses, areas or zones are located within
or outside the City limits:
(1) In or within 1,000 feet of any LDR, MDR, HDR, MUO, O, NCC, RC, RCM or TUC zone districts or any other residentially-zoned property;
(2) In or within one-half mile of:
(a) Public or private school with curricula equivalent to elementary, junior or senior high schools, or any facility owned or operated by such schools; and
(b) Care centers, preschools, nursery schools or other child care facilities;
(3) In or within 1,000 feet of:
(a) public park, trail or public recreational facility; or
(b) church, temple, synagogue or chapel; or
(c) public library.
b. The distances specified in TMC Section 18.30.020.1.a shall be measured by following a straight line from the nearest point of the property parcel upon which the proposed use is to be
located, to the nearest point of the parcel of property or land use district boundary line from which the proposed land use is to be separated.
c. No adult entertainment establishment shall be allowed to locate within 1,000 feet of an existing adult entertainment establishment. The distance specified in this section shall be measured by
following a straight line between the nearest points of public entry into each establishment.
2. No dismantling of cars or travel trailers or sale of used parts allowed.
3. Retail sales of health and beauty aids, prescription drugs, food, hardware, notions, crafts and craft supplies, housewares, consumer electronics, photo equipment, and film processing, books,
magazines, stationery, clothing, shoes, flowers, plants, pets, jewelry, gifts, recreation equipment and sporting goods, and similar items; retail services such as beauty and barber shops, outpatient and
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emergency medical/dental services, and recreation/health clubs. Retail sales and services are limited to uses of a type and size that clearly intend to serve other permitted uses and/or the employees of
those uses.
4. Retail sales of health and beauty aids, prescription drugs, food, hardware, notions, crafts and craft supplies, housewares, consumer electronics, photo equipment, and film processing, books,
magazines, stationery, clothing, shoes, flowers, plants, pets, jewelry, gifts, recreation equipment and sporting goods, and similar items; retail services such as beauty and barber shops, financial
services, outpatient and emergency medical/dental services, and recreation/health clubs. Retail sales and services are limited to uses of a type and size that clearly intend to serve other permitted uses
and/or the employees of those uses.
5. Bed and breakfast facilities, provided:
a. the manager/owner must live on-site,
b. the maximum number of residents, either permanent or temporary, at any one time is twelve,
c. two on-site parking spaces for the owner and permanent residents and one additional on-site parking space is provided for each bedroom rented to customers,
d. the maximum length of continuous stay by a guest is 14 days,
e. breakfast must be offered on-site to customers, and
f. all necessary permits or approvals are obtained from the Health Department.
6. Colleges and universities with primarily vocational curriculum if associated with an established aviation, manufacturing or industrial use.
7. Commercial parking; provided it is:
a. located within a structure having substantial ground floor retail or commercial activities and designed such that the pedestrian and commercial environments are not negatively
impacted by the parking use; or
b. located at least 175 feet from adjacent arterial streets and behind a building that, combined with appropriate Type III landscaping, provides effective visual screening from adjacent
streets.
8. Commercial parking subject to TMC Chapter 18.56, Off-Street Parking and Loading Regulations.
9. Offices including, but not limited to, software development and similar uses, financial services, schools for professional and vocational education if associated with an established aviation,
manufacturing or industrial use, less than 20,000 square feet. This category does not include outpatient medical and dental clinics.
10. Offices including, but not limited to, software development and similar uses, financial services, schools for professional and vocational education if associated with an established aviation,
manufacturing or industrial use, 20,000 square feet and over.
11. Correctional institution operated by the City of Tukwila.
12. Family child care homes, provided the facility shall be licensed by the Department of Early Learning or its successor agency and shall provide a safe passenger loading zone.
13. Dormitory as an accessory use to other uses that are otherwise permitted or approved conditional uses such as churches, universities, colleges or schools.
14. Allowed on those lands located in the TSO with underlying zoning of LDR, which immediately adjoin lands located in the City of SeaTac to the east of Interstate 5. Allowed on all other lands in the
TSO after a residential design manual with criteria for approval is adopted by ordinance.
15. Dwelling - multi-family units on a lot that does not front on Tukwila International Boulevard South, subject to the HDR requirements of TMC Section 18.50.083, Maximum Building Length, and
TMC Section 18.52.060, 2-4, Recreation Space Requirements.
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16. Dwelling - Multi-family units (Max. 22.0 units/acre except senior citizen housing which is allowed to 100 units/acre, as a mixed-use development that is non-industrial in nature); must be located
on property adjacent to and not greater than 500 feet from the Green River, Tukwila Pond, or Minkler Pond.
17. See TMC Section 18.50.220 for accessory dwelling unit standards.
18. Manufactured/mobile home park, meeting the following requirements:
a. the development site shall comprise not less than two contiguous acres;
b. overall development density shall not exceed eight dwelling units per acre;
c. vehicular access to individual dwelling units shall be from the interior of the park; and
d. emergency access shall be subject to the approval of the Tukwila Fire Department.
19. NCC allows businesses that include a retail component in conjunction with their manufacturing operation and meeting other performance standards of Chapter 18.22. These businesses may
manufacture, process, assemble and/or package the following:
a. foods, including but not limited to baked goods, beverages, candy, canned or preserved foods, dairy products and by products, frozen foods, instant foods and meats (no
slaughtering);
b. pharmaceuticals and related products such as cosmetics and drugs;
c. bags, brooms, brushes, canvas, clay, clothing, fur, furniture, glass, ink, paints, paper, plastics, rubber, tile and wood;
d. electronic, mechanical, or precision instruments;
e. other manufacturing and assembly of a similar light industrial character;
f. industries involved with etching, lithography, printing, and publishing, meeting the City's performance standards and offering their services to the local populace on a walk-in
basis;
g. businesses that service and repair the above products, that are entirely enclosed within a building, offering their services to the local populace on a walk-in basis and meeting the
City's performance standards.
20. Where the underlying zoning is HI or TVS.
21. Minor expansion of an existing warehouse if the following criteria are met:
a. The area of the proposed expansion may not exceed 5% of the floor area of the existing warehouse;
b. The proposed expansion will not increase any building dimension that is legally non-conforming;
c. Only one minor expansion may be permitted per warehouse in existence as of the date of adoption of the Tukwila South Project Development Agreement;
d. The proposed expansion must be constructed within two years of the date of approval;
e. The proposed development shall be compatible generally with the surrounding land uses in terms of traffic and pedestrian circulation, building and site design;
f. All measures have been taken to minimize the possible adverse impacts the proposed expansion may have on the area in which it is located.
22. Movie theaters with more than three screens if the following criteria are met:
a. The applicant must demonstrate through an economic analysis that the theater will not have a significant financial impact on any other theater in Tukwila;
b. The proposed development shall be compatible generally with the surrounding land uses in terms of traffic and pedestrian circulation, building and site design;
c. The proposed theater must demonstrate substantial conformance with the goals and policies of the Comprehensive Land Use Policy Plan and the Tukwila South Master Plan;
d. All measures have been taken to minimize the possible adverse impacts the proposed theater may have on the area in which it is located.
23. Offices, when such offices occupy no more than the first two stories of the building or basement and floor above.
24. Offices, when such offices occupy no more than the first two stories of the building, or basement and floor above, or three stories, in the Urban Redevelopment Area along Tukwila International
Boulevard.
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25. Offices; must be associated with another permitted use (e.g., administrative offices for a manufacturing company present within the MIC).
26. Offices not associated with other permitted uses and excluding medical/dental clinics, subject to the following location and size restrictions:
a. New Office Developments:
(1) New office developments shall not exceed 100,000 square feet of gross floor area per lot that was legally established prior to 09/20/2003.
(2) No new offices shall be allowed on lots that abut the Duwamish River and are north of the turning basin. The parcels that are ineligible for stand-alone office uses are
shown in Figure 18-12.
b. An existing office development established prior to 12/11/1995 (the effective date of the Comprehensive Plan) that exceeds the maximum size limitations may be recognized as a
conforming Conditional Use under the provisions of this code. An existing office development established prior to 12/11/1995 (the effective date of the Comprehensive Plan) may
convert to a stand-alone office use subject to the provisions of this code.
27. Planned shopping center (mall) up to 500,000 square feet.
28. Schools for professional and vocational education if associated with an established aviation, manufacturing or industrial use.29. Secure community transition facility, subject to the following location
restrictions:
a. No secure community transition facility shall be allowed within the specified distances from the following uses, areas or zones, whether such uses, areas or zones are located
within or outside the City limits:
(1) In or within 1,000 feet of any residential zone.
(2) Adjacent to, immediately across a street or parking lot from, or within the line of sight of a "risk potential activity/facility" as defined in RCW 71.09.020 as amended, that
include:
(a) Public and private schools;
(b) School bus stops;
(c) Licensed day care and licensed preschool facilities;
(d) Public parks, publicly dedicated trails, and sports fields;
(e) Recreational and community centers;
(f) Churches, synagogues, temples and mosques; and
(g) Public libraries.
(3) One mile from any existing secure community transitional facility or correctional institution.
b. No secure community transition facility shall be allowed on any isolated parcel which is otherwise considered eligible by applying the criteria listed under TMC 18.38.050-12.a, but
is completely surrounded by parcels ineligible for the location of such facilities.
c. The distances specified in TMC 18.38.050-12.a shall be measured as specified under Department of Social and Health Services guidelines established pursuant to RCW 71.09.285,
which is by following a straight line from the nearest point of the property parcel upon which the secure community transitional facility is to be located, to the nearest point of the
parcel of property or land use district boundary line from which the proposed land use is to be separated.
d. The parcels eligible for the location of secure community transition facilities by applying the siting criteria listed above and information available as of August 19, 2002, are shown in
Figure 18-11, "Eligible Parcels for Location of Secure Community Transition Facilities." Any changes in the development pattern and the location of risk sites/facilities over time shall
be taken into consideration to determine if the proposed site meets the siting criteria at the time of the permit application.
30. Private stable, if located not less than 60 feet from front lot line nor less than 30 feet from a side or rear lot line. It shall provide capacity for not more than one horse, mule or pony for each 20,000
square feet of stable and pasture area, but not more than a total of two of the above mentioned animals shall be allowed on the same lot.
31. No night clubs.
32. Theaters for live performances only, not including adult entertainment establishments.
Page 11
39
40
Thursday, April 23, 2020
1
ADDENDUM TO THE PLANNING COMMISSION STAFF REPORT
FOR L20-0015
1. Automobile, recreational vehicles or travel trailer or used car sales lots (no
dismantling of cars or travel trailers or sale of used parts allowed).
(P)Permitted (C)Conditional
(No)Prohibited
NCC RC
Existing TMC Table 18-6 2 P
Option 1- Moratorium No
Option 2 – Draft Code Changes 2 P*
Option 3 – Public Comment2 P**
Option 4 - Public Comment2 2 P***
2. No dismantling of cars or travel trailers or sale of used parts allowed.
P* Automotive sales must have an enclosed showroom with no outdoor storage of vehicles.
P** Automotive sales must have an enclosed showroom with no outdoor storage of vehicles. Uses
existing on the effective date of the ordinance on parcels larger than 9 acres in the RC zone are
exempt from the enclosed showroom requirement.
P*** Automotive sales must have an enclosed showroom with no outdoor storage of vehicles. Uses
existing on the effective date of the ordinance on parcels located south of SR 518 in the RC zone are
exempt from the enclosed showroom requirement.
Staff Recommendation: Staff’s recommendation in the Planning Commission packet was Option 2.
After receiving public comment and discussing with the commenter, staff is recommending Option
4.
2. Rental of vehicles not requiring a commercial driver’s license.
(P)Permitted, (C)Conditional,
(No)Prohibited
NCC RC
Existing TMC Table 18-6 P
Option 1- Moratorium No
Option 2 – Draft Code Changes P*
Option 3 – Public Comment P**
P* Automotive rental must have an enclosed showroom with no outdoor storage of vehicles.
P** Automotive rental must have an enclosed showroom with no outdoor storage of vehicles. Uses
existing on the effective date of the ordinance on parcels larger than 9 acres in the RC zone are
exempt from the enclosed showroom requirement.
41
Thursday, April 23, 2020
2
Staff Recommendation: Staff’s recommendation in the Planning Commission packet was Option 2.
After receiving public comment and discussing with the commenter, staff is recommending Option
3.
3. Automotive services, gas (outside pumps allowed), washing, body and engine repair shops
(enclosed within a building), and alternate fueling station (not wholesale distribution facilities).
(P)Permitted, (C)Conditional,
(No)Prohibited
NCC RC
Existing TMC Table 18-6 P P
Option 1- Moratorium No No
Option 2 – Draft Code Changes P* P*
Option 3 – Public comment P* P**
P* Outdoor storage of vehicles, tires, or other materials used for service is not permitted.
Gas stations are permitted if the pumps and parking are located behind the building and the pumps
meet the setback requirements. Queuing lanes are not permitted between buildings and back of
sidewalk.
P** Outdoor storage of vehicles, tires, or other materials used for service is not permitted.
Gas stations are permitted if the pumps and parking are located behind the building and the pumps
meet the setback requirements. Queuing lanes are not permitted between buildings and back of
sidewalk. Outdoor storage of vehicles is permitted for uses existing on the effective date of the
ordinance on parcels larger than 9 acres in the RC zone.
Staff Recommendation: Staff’s recommendation in the Planning Commission packet was Option 2.
After receiving public comment and discussing with the commenter, staff is recommending Option
3.
42
From:georgina- on-the-Duwamish
To:Lynn Miranda
Subject:Re: NOTICE: Planning Commission Public Hearing on land use changes in NCC & RC zoning in Tukwila
International Blvd area
Date:Thursday, April 16, 2020 6:08:20 PM
I have read the document and agree with the staff recommendations, all of which
support/enhance a walkable TIB district. Good work.
Georgina Kerr
3836 S 116th St
Tukwila WA 98168
206 444 9695
On April 16, 2020 at 3:29 PM Lynn Miranda <Lynn.Miranda@TukwilaWA.gov>
wrote:
Hello,
You are receiving this Notice of a Planning Commission Public Hearing because
you previously indicated an interest in receiving information related to a project
or community planning effort in the Tukwila International Boulevard area. Please
let me know if you no longer wish to be on our list of interested parties and I will
remove you from this list.
The Tukwila Planning Commission will be holding a virtual public hearing on
Thursday April 23 at 6:30 p.m. to consider zoning code amendments restricting or
prohibiting certain auto-oriented and lodging uses currently prohibited by
Ordinance 2620, for the purpose of implementing the Tukwila International
Boulevard (TIB) Element of the Comprehensive Plan. Land uses currently
permitted in the Neighborhood Commercial Center (NCC) and Regional
Commercial (RC) zoning districts
may be affected.
Please see the Notice below for directions on how to learn more about the
zoning code amendments, access the virtual meeting online or via telephone,
and provide public comment on the project via email or verbally.
City of Tukwila
PUBLIC HEARING NOTICE
43
701 Fifth Avenue • Suite 6600 • Seattle, Washington 98104 • 206.812.3388 • Fax 206.812.3389 • www.mhseattle.com
April 23, 2020
VIA ELECTRONIC MAIL
Planning Commission
City of Tukwila
6200 Southcenter Boulevard
Tukwila, Washington 98188
Re: Comments on Item L20-0015
Zoning code amendments restricting or prohibiting certain auto-oriented and lodging uses
Under the Tukwila International Boulevard (TIB) Element of the Comprehensive Plan
Dear Commission Members:
We are writing on behalf of Sterling Realty Organization (“SRO”), which is the owner of the property
located at the southeast quadrant of the intersection of Tukwila International Boulevard (TIB) and SR-
518 (the “Property”), to provide comments on the above-referenced draft ordinance (the “Proposed
Ordinance”). The Property is the home to the Avis Car Rental service facility and Shuttlepark airport
parking.
SRO has been working cooperatively with the City and Sound Transit on a vision for a transit-oriented
development on the Property, linked to the nearby light rail and future BRT station with a pedestrian
bridge over SR-518. With such a pedestrian connection in place, the Property becomes an ideal
location for a high-density, mixed-use development, which would anchor the southern end of the
City’s TIB subarea.
But the ability of SRO to pursue this TOD vision depends critically on the continuation of productive
economic uses on the Property. The cost of planning and development of a future TOD project on
the Property will run into the millions of dollars and will need to be phased over a period of years. If
productive uses cannot continue on the Property, then the viability of the TOD vision will be severely
jeopardized.
The current uses on the Property – automotive services, automobile sales and car rental for Avis, and
commercial parking for Shuttlepark – would be rendered nonconforming by the Proposed Ordinance.
Under the City’s Code, a mere six-month lapse in use of these nonconforming uses could terminate
them. We do not know what the post-COVID world will look like, but airport car rental-related
activities and airport parking are certainly two uses that are most at risk. SRO is highly concerned that
if COVID effects cause such a lapse in use, the Proposed Ordinance will have the unintended effect of
terminating the economic use of the Property. If that happens, then the TOD vision for the Property
may be a disappearing dream.
44
The Property is unique in the TIB subarea, in its size and location. It is geographically isolated from
the rest of the subarea, it is the largest parcel in the subarea, and it is adjacent to high-impact
transportation corridors on two sides. Unlike other sites in the TIB subarea, the continuation of auto-
oriented uses on the Property does not pose a land use risk to the redevelopment vision for the
corridor. To the contrary, continuation of current uses on the Property is critical to keeping the TOD
vision for this site alive.
Therefore, we are suggesting options for amendment of the Proposed Ordinance to address this issue.
Each of these options recognizes that the Property is a unique asset with unique conditions in the TIB
subarea, and allows for continuation of existing uses to help support the implementation of the TIB
vision for the Property. SRO believes that Option 1 should be the preferred option: it is simpler to
administer.
But in either case, SRO will continue to work closely with the City on the long-term TOD vision for
the Property. This TOD process will lead to future zoning amendments for the Property and the
subarea, as indicated in the Planning Commission work program. If other steps need to be taken to
address existing uses on the Property, they should occur in that process, in the context of the long-
term vision for the site. In the meantime, it would be a mistake to let area-wide use restrictions in the
Proposed Ordinance to create an obstacle to future TOD development of the Property.
We urge you to recommend one of the options set forth in Attachment A, in order to keep this TOD
vision alive.
Sincerely,
McCULLOUGH HILL LEARY, PS
John C. McCullough
cc: Sterling Realty Organization
45
701 Fifth Avenue • Suite 6600 • Seattle, Washington 98104 • 206.812.3388 • Fax 206.812.3389 • www.mhseattle.com
Attachment A
SRO TOD Site/Tukwila
Proposed amendments to TIB Code
OPTION 1:
• Add notes to the use tables to provide that (i) commercial parking uses, (ii)
rental of vehicles not requiring a commercial driver’s license uses, (iii)
automotive services, and (iv) automobile and used car sales lots , existing on the
effective date of the ordinance on parcels larger than 9 acres in the RC zone in
the TIB subarea, are permitted uses.
OPTION 2:
NEW SUBSECTION
TMC 18.70.040 Nonconforming Uses
* * * * *
7. Notwithstanding any provision in this Chapter to the contrary, on a lot in the
RC zone of nine (9) acres or greater, a nonconforming commercial parking use,
nonconforming rental of vehicles not requiring a commercial driver’s license use,
nonconforming automotive services use or nonconforming automobile and used car sales
lot may be intensified or relocated on the site, or an existing structure devoted to such a
use may be structurally altered or reconstructed at another location on the site, as long as
the land area occupied by such nonconforming use is not increased. If any such
nonconforming use ceases or is diminished, then the time periods for resumption of use
set forth in subsection 18.70.040(3) shall be three (3) years.
46
PUBLIC COMMENTS TO THE PLANNING COMMISSION MEETING APRIL 23RD, 2020
My comments relate to the proposed changes to the RC zoning. I represent an entity which currently is
under contract to purchase approx.. 1.6 acre of mostly vacant land located at 14816 TIB (the Steinberg
Property) which is approx.. 1/3 of a mile North of the Light Rail Station. While I do not know the
demand for the uses subject to the zoning changes in general, I can state with 100% certainty that none
of the uses (automobile services, gas, car wash, drive thru, motel, etc.) to be discussed at the Planning
Commission Meeting on 4/23 are contemplated uses for a redevelopment of the Steinberg Property.
As evidenced by the regional shortage of housing units (I have read estimated at 160,000 units for the
Puget Sound Region), by far the highest and best use for the Steinberg Property is housing, and lots of it.
The proximity to Light Rail makes all of the parcels between the Light Rail Station and Tukwila Village
(identified on the City’s web page as within walking distance to Light Rail) of even greater importance
for housing.
Unfortunately, the current RC zoning falls far short of allowing the potential for housing units typically
seen in close proximity to Light Rail Station. I.e. the Steinberg Property only allows for approx.. 35 units
while we have received site plan approval from the City of SeaTac for 117 units on a similar size site,
directly across the Tukwila Justice Center currently under construction.
I strongly urge the City, and the Planning Commission to move as quickly as possible on to the most
important phase, which is to adapt zoning similar to what other jurisdictions have enacted around the
Light Rail Stations, i.e. Spring District in Bellevue, Northgate in Seattle, or SeaTac for that matter
(although they still have some zoning issues to work out which I understand will be addressed this year).
Thank you.
Rune Harkestad
Riverton Housing, LLC
845 NE 106th Ave. #100, Bellevue, WA 98004
47
From:Traci
To:Lynn Miranda
Cc:Rachel Turpin
Subject:NOTICE: Planning Commission Public Hearing on land use changes in NCC & RC zoning in Tukwila International
Blvd area
Date:Wednesday, April 22, 2020 3:58:26 PM
Good afternoon Ms. Miranda,
I hope you are healthy and strong during these unprecedented times.
As you are likely aware, Governor Jay Inslee has suspended certain in-person requirements
under the OPMA. But there are restrictions on when action can be taken.
Pursuant to the order, agencies may only conduct meetings that can be attended remotely (both by
the public and the governing body) and may only take “action,” as defined in RCW 42.30.020, on
matters that are either (1) necessary and routine, or (2) necessary to respond to the COVID-19
outbreak and the current public health emergency. All other matters must be postponed until regular
meetings may resume that are in full compliance with the OPMA.
Remote/virtual meetings may take place as long as they are regular meetings dealing with routine
items only.
More information can be found here: http://mrsc.org/Home/Stay-Informed/MRSC-
Insight/March-2020/Governor-Issues-Proclamation_20-28.aspx
I was hoping that you would provide Information on how the content of Tukwila’s 4.23.20
Planning Commission meeting is:
1. Necessary and routine and/or
2. Necessary to respond to the COVID-19 outbreak and the current public health
emergency.
You likely are aware that the vast majority of cities have canceled all commission meetings
until at least May. Please see Cities of SeaTac, Burien, Issaquah, Bellevue, Mercer Island.
I look forward to hearing from you.
Thank you,
Traci Granbois
From: Lynn Miranda [mailto:Lynn.Miranda@TukwilaWA.gov]
Sent: Thursday, April 16, 2020 3:29 PM
To: Lynn Miranda <Lynn.Miranda@TukwilaWA.gov>
Subject: NOTICE: Planning Commission Public Hearing on land use changes in NCC & RC zoning in
Tukwila International Blvd area
Hello,
You are receiving this Notice of a Planning Commission Public Hearing because you previously
indicated an interest in receiving information related to a project or community planning
48
From:Traci
To:Lynn Miranda
Cc:Doris Cassan
Subject:comments for 4.23.20 Planning Commission Meeting
Date:Thursday, April 23, 2020 3:53:39 PM
Hello Ms. Miranda,
I signed up to speak but also wanted to include written comments to the Commission. Please
find them below.
Thank you,
Traci Granbois
Traci Granbois
15858 International Boulevard, Tukwila, WA
The City of Tukwila is holding a public hearing during the first global pandemic in the past
100+ years.
Please allow the gravity of that statement to sink in.
You are holding a meeting which has the potential to negatively affect private property rights
during the middle of an unprecedented public health emergency. You have had a moratorium
on property in this zone for over 4 years. FOUR YEARS! This in itself is another
unprecedented phenomenon. Would you describe “four years” as “reasonable” and “for a
limited period of time”? The timing of this meeting is unfortunate and gives the impression
that the City of Tukwila is attempting to slip a fast one past citizens who have served your
community for 25+ years.
In regards to the substance of your meeting…the southern portion of the TIB study area is
located directly across the street from our region’s Rental Car facility which services the
Seattle-Tacoma Airport – the powerhouse money/jobs generator in this area. The Port built
this facility at much expense for the benefit of all citizens. It is obvious that uses around this
Rental Car facility will be related to…cars! It is unreasonable to disallow outdoor storage of
automobiles – this will have an extremely negative effect on businesses affiliated with the
main industry on IB, namely the airport & rental car facility.
Spot zoning. This potential zoning change appears to be an illegal spot zone – with only one
car sales location noted on Attachment A, it appears that one specific business is being
targeted.
In summary, I ask this committee to slow down and truly consider whether holding a public
hearing during the middle of the Corona pandemic is truly in the best interest of the citizens. I
then ask this committee to reconsider banning outdoor storage of automobiles on properties
located on International Boulevard.
Thank you for your consideration,
Traci Granbois
49
50
City of Tukwila
Allan Ekberg, Mayor
INFORMATIONAL MEMORANDUM
TO: Mayor Ekberg
FROM: Derek Speck, Economic Development Administrator
CC: Departments of Community Development and Public Works
DATE: March 9, 2020
SUBJECT: Economic Development Benefits of On-Street Parking
ISSUE
This memo is intended to provide an estimate of the potential economic development benefits if the City were
to allow parking in the curb lane on a portion of Tukwila International Boulevard.
BACKGROUND
The City is considering whether to allow on-street parking on Tukwila International Boulevard generally
between South 139th Street and South 150th Street. During the hours that parking is allowed in the “curb lane”,
the lanes available for vehicle travel in one direction would be reduced from two to one. Other City
departments have conducted analyses of traffic impacts and costs related to the potential reduction in travel
lanes. This memo is intended to provide an estimated range of the potential economic development benefits
associated with such a change. This is not a full cost-benefit analysis.
DISCUSSION
There is no standard way to determine the economic development benefits of on-street parking. City staff
conducted online searches for this type of information and sought consultants who can address the question.
We contacted four consulting firms and spoke with three. None have answered this particular type of question
in the past and they would need to conduct a significant amount of analysis in order to answer this question.
Most of the standard analysis is not whether to allow on-street parking where there currently is none, it is how
much to charge in order to foster the greatest economic benefit. Part of the challenge is that parking benefit
economics depend on the real estate economics for each location, and those economics can change over
time.
Although there is no standard methodology to address this question, staff believes there can be economic
value from on-street parking because there are many examples of developers who create it when constructing
new “town centers”. For example, because the City does not currently allow parking on Tukwila International
Boulevard, the developer of Tukwila Village chose to construct a small access road with seven parking stalls in
front of Building A (currently under construction) so that there will be some visible parking in front of the retail
stores.
In terms of the potential economic development benefits of on-street parking on Tukwila International
Boulevard, there are different types of benefits. It is important to understand these are very general estimates
only intended to provide a sense of the potential magnitude of the benefits. Staff assumed the northern end of
the on-street parking was at South 130th Street instead of South 139th Street as a way of reducing the potential
51
of southbound traffic choosing to drive through the adjacent neighborhoods. Following are the types with
estimates of value:
(1) Additional Land Value: One method to value additional parking in the curb lane is to assume it frees up
an equivalent amount parking on the adjacent private properties. This value could benefit private
property owners if they are able to provide less land for on-site parking. The economic development
benefit would be the value of the land plus the cost of parking improvements. Staff estimated the raw
land value by multiplying the square feet of equivalent parking area by the County Assessor’s estimate
of land value for properties along TIB. It is important to note this analysis is based on today’s land
value which reflects the economics of the neighborhood today. If the neighborhood becomes more
desirable and receives more development, the land value benefit would increase.
Staff estimates this value to range from $4.2 million to $9.0 million. The range depends on whether
development occurs near the lower land values toward 130th Street or the higher land values near 150th
Street. The average is $6.6 million.
(2) Additional Development Value: Because adding parking in the curb lane is comparable to freeing up an
equivalent amount of parking on the adjacent private properties, that additional private land capacity
could be improved with more than just parking, it could be developed.
Staff estimates the development value based on this methodology to range from $8.5 million to $68.6
million. The range depends on whether development is single-story structures of a similar type and lot
coverage that exists along most of TIB today or higher cost and amounts of development such as
Tukwila Village.
Staff believes this is a very conservative estimate because it only assumes the development would
occur on an amount of land equal to the amount that could be freed from parking on the private
properties. It is entirely possible that a more desirable pedestrian experience would attract greater
development than just the equivalent area of parking. As an example of the potential economic
development benefit, a total of ten buildings of the size of the mixed-use building located at 14400
Tukwila International Boulevard could fit on one side of TIB between 144th and 150th Street. The value
of nine additional buildings of that size would be approximately $260 million.
(3) Increased Business Revenue: Additional parking and on-street parking can increase sales for
businesses for multiple reasons.
• Convenience of Curbside Parking: This concept assumes that customers prefer the convenience of
parking on the street in front of a business compared to parking in a lot beside or behind the
building. Even when the curbside parking is full, the business may still get more customers when
they perceive a chance to get on-street parking. Staff believes this is especially important for retail
and service businesses in which the customer is visiting the business for a relatively short period of
time.
• Desire for Active Spaces: This concept assumes that customers are drawn to retail streets where
there is a feeling of activity. Parking on the street in front of a business creates more activity on the
street which attracts customers and makes it easier for customers to see and walk to other stores.
• Pedestrian Experience: This concept assumes that customers are more likely to walk on sidewalks
when the experience is more desirable. On-street parking can increase the quality of the pedestrian
experience by creating a feeling of protection from traffic and slowing traffic.
Staff estimates the value of these factors range from $2.0 million to $61.9 million. The range is
52
based on data from Melbourne, Australia and Ft. Collins, Colorado that was provide in a
presentation by Dennis Burns of Kimley-Horne.
If the various types of economic development benefits are added together, the total ranges from $14.7 million
to $139.5 million. Based on current conditions, the value would be more likely to be at the lower end of the
range. As the neighborhood attracts more customers and development, the value would grow to the higher
end of the range. If the parking is not well managed, the benefits will tend toward the low estimate. The better
the parking is managed, the more the benefits will tend toward the high estimate.
Value of Economic Development Benefits
Low
High
Additional Land and Improvements $ 4,200,000 $ 9,000,000
Additional Development $ 8,500,000 $ 68,600,000
Additional Business Revenue $ 2,000,000 $ 61,900,000
$ 14,700,000 $ 139,500,000
CAVEATS
• The benefits shown in this memo assume the City wants a pedestrian friendly, “main street” type of
neighborhood along Tukwila International Boulevard. Some types of businesses and other
stakeholders may not desire a “main street” type of neighborhood and would see greater value by
having a road that carries more and faster traffic. For example, fast food restaurants or
warehouse/distribution companies would prefer the current road configuration.
• The benefits shown above only reflect one time economic benefits, not annual revenue and costs.
There would be costs to install, manage and enforce parking. Additional development would also bring
annual revenue and costs for city services.
• The business revenue and additional development benefits assume the City implements a parking
management program with effective policies and enforcement.
• The analysis assumes on-street parking with South 130th Street as the northern terminus, not South
139th Street.
CONSIDERATIONS
• If the City allows on-street parking, one important opportunity would be to use parking revenues to
make additional improvements in the neighborhood. Those could be managed by the City through a
“parking benefit district” or through a “business improvement district” in which local businesses manage
parking enforcement and other community programs such as marketing and safety.
• There can be other benefits to using the curb side travel lane for purposes besides parking. This “curb
lane real estate” can provide parking for bikes, car share, electric vehicles, and loading zones. To the
extent these uses are allowed, they would reduce the amount of parking included in this analysis.
• As development grows along Baker Boulevard in the Southcenter District. The City may need to
implement a parking management program for that neighborhood and there may be economies of scale
with parking on TIB.
OTHER FINANCIAL BENEFITS AND COSTS
It is important to note that this memo does not include other financial benefits such as:
53
(1) Parking revenue if the City implements a charge for on-street parking. This can be a very significant
benefit to the City and businesses on TIB.
(2) City tax revenue related to the increased business sales and development.
(3) It is important to note that this memo does not include the costs to provide on-street parking such as
signs, painting, and ongoing parking management.
SUMMARY
If the City has a vision for Tukwila International Boulevard to develop into a pedestrian friendly, walkable, "main
street" type of neighborhood with an active street front and more office and multi-family residential
development, on street parking can contribute to that goal. Based on conservative methodology, staff
estimates the economic development value between $14.7 and $139.5 million.
ATTACHMENTS
Spreadsheets: Economic Development Value of On-Street Parking
54
55
56
City of Tukwila No ce of Planning Commission Public Hearing
On Tukwila Interna onal Boulevard Interim Zoning Code Revisions
S 128th St
S 126th St
The Tukwila Planning Commission will hold an on-line public
hearing to con nue discussing zoning code amendments
that would restrict or prohibit certain auto-oriented and
lodging uses currently prohibited by the moratorium
(Ordinance 2631) in the Tukwila Interna onal Boulevard
(TIB) area. Businesses and proper es located in the Region-
al Commercial (RC) and Neighborhood Commercial Center
(NCC) zoning districts could be affected. These zoning code
amendments would implement the City’s Comprehensive
Plan and the community’s vision for a more walkable,
transit-suppor ve neighborhood in the TIB area.
PLEASE PROVIDE YOUR COMMENTS
On-line Mee ng Date: Thursday October 22, 2020
Time: 6:30 p.m.
Provide your comment by:
Email: Wri2en comments must be emailed to
Lynn.Miranda@Tukwilawa.gov by 5:00 pm on Oct. 22nd
and will be read aloud during the mee ng.
Par cipate during on-line hearing at 6:30pm:
By Phone: Dial 1-253-292-9750, access code 666 819 269#
Online: To join the mee ng go here for direc ons:
www.TukwilaWA.gov/September-BAR-Mee ng
57
(206) 431-3651
City of Tukwila
Department of Community Development
6300 Southcenter Blvd., Ste 100
Tukwila, WA. 98188
Tuesday, October 20, 2020
go here for direc ons:
www.TukwilaWA.gov/September-BAR-Mee ng
To join by phone, call 1-253-292-9750,
access code 666 819 269#
See proposed code revisions in the Planning
Commission agenda packet and minutes online at:
www.TukwilaWA.gov/August-BAR-Mee ng
58
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: Keep the minimum number of
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6
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Do not allow drive-throughs in
NC
C
.
60
7
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Ad
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m
.
No response required. PC must make a decision on which alternative to recommend.
9
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.
No response required.
10
Ge
o
r
g
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a
K
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A
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.
No response required.
11
Tr
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Do
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.
No response required.
12
Tr
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No response required. PC must make a decision on which alternative to recommend.61
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